Design and Access Statements
What are Design and Access Statements?
A statement explains the design thinking behind a planning
application. Statements are required for all planning and listed
building consent applications except those applications listed
below. The Royal Borough expects you to use the Templates
that we have provided to produce your Design and Access
Statement. Please read and use the completed example
templates and the standard templates below - they are listed
further down the page under Examples of Design and Access
Statements and Templates for your Design and Access Statement.
Completed example statements are listed further down this
page to assist you in understanding the level of detail we require.
In addition, we have produced blank templates you can use to
produce a statement for your proposal. Please read and use the
examples and templates below. These are listed further down the
page under Examples of Design and Access Statements and Templates
for your Design and Access Statement.
When it is not necessary
to submit a Design and Access Statement?
- extensions to dwellings (including a flat or maisonette)
outside of conservation areas
- change of use application (as long as they do not involve any
physical changes)
- extensions to non-domestic properties outside of conservation
areas where there is no floor area to be created, or the floor area
to be created is less than 100 sq m
- the erection, construction, improvement or alteration of a
gate, fence, wall or other means of enclosure, up to 2m high or the
height of the existing means of enclosure, whichever is the higher,
where no part of the building or the development is within a
conservation area or the curtilage of a listed building
- discharge of condition applications
- extension of time limits to applications
- applications to vary or remove planning conditions
- applications for non-material amendments
- applications for advertisement consent
- the erection of a building or structure up to 100 cubic metres
in volume and 15m in height and where no part of the development is
within a conservation area.
- the erection, alteration or replacement of plant or machinery
where, as a result of the development, the height of the plant or
machinery would not exceed the greater of 15 metres above ground
level, or the height of the original plant or machinery, and where
no part of the development is within a conservation area
- engineering or mining operations
What should your statement say?
The level of detail required will depend on the scale and
complexity of the application; therefore the length of the
statement will vary accordingly.The Royal Borough has produced a
template Statement which we expect you use to produce your Design
and Access Statement. If you choose not to use this
template, please ensure the document you do submit addresses all
topics covered by the template.
Your statement should address the following:
Access – both inclusive and emergency vehicular
The Royal Borough is committed to achieving the highest
standards of access and inclusion. Inclusive design means not
excluding individuals by reason of the physical design and layout
of a development. In order to achieve this principle, attention to
detail is required. Where the details contained within the
Access
SPD cannot be achieved, the applicant should explain why, and
say what alternatives have been put in place to achieve the
principle.
Design
The design component of the statement should explain the design
principles and concepts that have been applied to particular
aspects of the proposal. These are the amount, layout, scale,
landscaping and appearance of the development.
Amount of development means the number of
proposed units for residential use and the amount of floorspace and
distribution of other uses. Where the development involves an
extension to an existing building, the additional floorspace,
volume and overall dimensions should be set out.
Layout is the way the buildings, routes and
open spaces are provided, placed and orientated to each other. It
should be demonstrated that the development meets the objectives of
urban design as promoted in ‘By Design’. The statement should also
show that safety and security issues have been fully taken into
account. The relationship of the buildings to adjacent streets and
open spaces is particularly important.
Scale is the height, width and length of a
building in relation to its surroundings. This needs to be
justified in terms of local character, Council policy and guidance
and urban design principles.
Landscaping - The Design and Access statement
should describe the objectives of external spaces in the
development. For example a playground will require a different
approach to that of garden in an office development. The statement
should consider how the landscaping can enhance the buildings and
surrounding area whilst at the same time be sustainable and improve
biodiversity. Good design should help to define public and private
spaces and should contribute to the appearance, enjoyment,
inclusive accessibility, safety, and visual interest of the
external spaces.
More detailed advice on tree planting can be found in our
Trees and Development Supplementary Planning Document (SPD)
The overall approach to trees in the Royal Borough can be found
in our Tree
Strategy [PDF] (warning: large file size
2110Kb).
Appearance is the aspect of a place or building
that determines the visual impression it makes, including the
external built form of the development, its architectural style,
materials, decoration, lighting, colour and texture. The statement
should explain and justify the design of the development and how it
relates to the appearance and character of its surroundings. It
should include an analysis of the design characteristics of the
immediate area. How far this extends will be depend on the size of
the development. For example, the extension or alteration to a
single property need only deal with those immediately adjacent. For
a larger development that analysis should draw from a much wider
area.
Historic Environment
In a borough which contains over 4,000 listed buildings, and has
over 70 per cent of its area within designated conservation
area, how development relates to this historic environment is
obviously a key consideration. PPS5: Planning for the Historic
Environment was issued in March 2010 and replaced PPG15. It has
introduced new concepts and terminology for dealing with heritage
issues to enable the historic environment to be dealt with in a
holistic way. It also puts the onus on a developer to supply the
appropriate heritage information and analysis upfront when an
application is submitted.
Heritage Assets
This is a generic term to cover all aspects of the historic
environment and includes listed buildings, scheduled ancient
monuments, registered historic parks and gardens, archaeological
remains, and conservation areas. Non-designated heritage assets
also need to be considered. These may be buildings or sites of some
historic or archaeological interest which may have no formal
designation, but whose importance has emerged during the planning
process. The Design and Access Statement should define what
heritage assets, both designated and non-designated, are affected
by the proposed development.
Significance
In essence this is the importance or interest of the heritage
asset(s) which have been defined above. In justifying his
proposals, the developer needs to demonstrate that he has analysed
and understood the significance of the heritage assets(s) which are
affected by the development. In the case of a listed building, this
would include information on the history of the building, including
previous alterations and extensions, an analysis of those elements
which contribute to its interest including the original architect
(if known), its external appearance and materials, its group
interest with adjoining properties, the interior, associations with
historic figures or events and the building’s setting. In
conservation areas, it is necessary to define the special character
of the area, and assess the contribution that the building or site
makes to its special character or appearance.
Impact
This is the effect that the proposed works will have on the
heritage asset(s). The Design and Access Statement should spell out
clearly what elements of the building or site are affected and why,
having set out its significance above, and considering council
policy and local and national guidance that the works proposed are
acceptable. If there may be some harm to the heritage asset, then
this has to be justified by a recognised public benefit, for
example bringing a long term building at risk back into use. In
this section of the Statement any potential conflicts with other
design or access issues should be defined and their means of
resolution set out.
Examples of Design and Access Statements
The Royal Borough has written example Design and Access
Statements for a variety of proposals and circumstances. These
examples are intended to help you understand the level of
detail that is required; you may need to read two of the examples
if your proposal comprises a variety of alterations. Please read
the examples and then use the templates below for
your submission.
- Householder
development in a conservation area [PDF] (file size 58Kb)
- New dwelling,
including subterranean development beneath dwelling and part of
rear garden (in a conservation area) [PDF file] (file size
59Kb)
- Shopfront in
a conservation area [PDF] (file size 41Kb)
- Alterations
to a commercial property (listed building and in a conservation
area) [PDF] (file size 41Kb) For our example we have used
‘changes to a hotel’. Please also follow this example if your
application includes new residential units or changes of use
involving physical alterations such as dental practices, doctors’
surgery’s, shops, and restaurants.
If your proposal involves the creation of new residential units
then you will also need to complete the Residential Template. We
have put examples of completed residential templates below. Please
read these and then use the blank version under the Templates
section for your submission.
Templates for your Design and Access Statement
The Royal Borough has produced a template
Statement which we expect you use to produce your Design
and Access Statement. If you choose not to use this template,
please ensure the document you do submit addresses all topics
covered by the template.
If your proposal involves the creation of new residential
units then you will also need to complete the Residential
Template.
Useful links for further information
If you require further information or clarification on the
requirements for your particular scheme, please contact
PlanningLine on 020 7361 3012. Alternatively, you can visit the
Planning Information Desk at the Town Hall to discuss your
requirements with an Officer. The Information Desk is located on
the ground floor of the Customer Service Centre. The desk is open
from 8:30am to 5pm Monday to Friday.
From 1999-2011 CABE was the Government's advisor on
architecture, urban design and public space. Until 31 March 2011
CABE will provide independent advice to community groups, local
authorities and professionals to help create better buildings and
spaces. See website archive – link above.
English Heritage champions our historic places and advises the
Government and others to ensure that our heritage is protected for
future generations
HELM provides accessible information, training and guidance
to decision makers in local authorities, regional agencies and
national organisations whose actions affect the historic
environment. The HELM programme was set up by English Heritage in
2004 with the aim of working with key partners to provide the tools
to manage change in the historic environment with increased skill
and confidence:
Other useful references regarding access